Duplex with Private Washer and
For Sale
$684,999
1604 SW 44th Ave, Fort Lauderdale, FL 33317
MULTI_FAMILY - Fort Lauderdale, FL
Property Size2,202 SF
Price / SF$311.08
Days on Market33
Property Features for 1604 SW 44th Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RM-15
Bedrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 6, Bedroom 1, Bedroom 2, Bathroom 3, Bathroom 4, Bedroom 6, Bathroom 5, Bedroom 3, Bedroom 4, Bathroom 2, Bathroom 1, Bedroom 5
Parking
4
Subdivision
ROCK HILL SEC
Lot features
< 1/4 Acre
Standard status
Active
APN
504113060480
Size
2,202 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
ROCK HILL SEC B 34-8 B LOT 20 BLK 3
Tax Annual Amount
9387
Legal Description
ROCK HILL SEC B 34-8 B LOT 20 BLK 3
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2005
Floors in Building
2
Flooring type
Laminate
Building materials
Modular/Prefab
Roof type
Shingle
Listing Agency:
Royale Miami Realty
(305) 302-3212
Listed By:
Tatiana Domovsky · License #3267852
(305) 302-3212
Added: Jul 18
Changed: Aug 4
Last Checked: Aug 19 at 3:06PM
MLS# A11967949
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Income-producing duplex with private washer and dryer included with each unit. The property is built using modular/prefab construction and features laminate flooring. Heating is central, with central air cooling, and the roof is shingle. Cable is available, and the property uses a septic tank for sewer.
The duplex is described as Section 8 approved, supporting a rental-focused tenant profile. Four on-site parking spaces are available to serve residents. The asset is sized at 2,202 square feet.
Seller indicates ownership of three additional duplexes in the area and prefers to sell as a package, which may appeal to buyers looking to add similar multifamily assets together.
The duplex is described as Section 8 approved, supporting a rental-focused tenant profile. Four on-site parking spaces are available to serve residents. The asset is sized at 2,202 square feet.
Seller indicates ownership of three additional duplexes in the area and prefers to sell as a package, which may appeal to buyers looking to add similar multifamily assets together.
Key Highlights
- Private washer and dryer included with each unit
- Section 8 approved
- Modular/prefab construction with laminate flooring
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$36,707
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.36%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$734,140
$734.1K
Cap Rate 7%
$524,386
$524.4K
Cap Rate 9%
$407,856
$407.9K
Market Conditions
NOI Build-Up for 2,202 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$55.5K $25.20/SF
− Vacancy
−$3.1K −$1.39/SF
EGI
$52.4K $23.81/SF
− OpEx
−$15.7K −$7.14/SF
NOI
$36.7K $16.67/SF
Area
Fort Lauderdale, FL
Vacancy
5.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$734,140
Cap Rate 7%
$524,386
Cap Rate 9%
$407,856
Alternative Uses
Best Use
Multifamily LT 5
$524.4K
$458.8K – $611.8K
NOI $36,707 @ 7.0% cap · market cap 5.36%
Second Best
Apartment 5plus
$472.4K
$413.3K – $551.1K
NOI $33,066 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.48M
$1.29M – $1.73M
NOI $103,582 @ 7.0% cap · market cap 15.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
781
Businesses Nearby
Explore this area
Business Placement
Demographics for 33317, FL
37,590
Population
13,625
Households
2.8
Avg Household Size
41
Median Age
36%
College-Educated
90%
High-School Grad
9.6 sq mi
ZIP Area
3,916
Density / Sq Mi
$84,239
Median Household Income
$43,317
Median Earnings
$1,986
Median Rent
$449,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex with private washer and dryer for each unit, central HVAC, and cable service, plus four on-site parking spaces.
Where is this duplex located?
The property is located at 1604 SW 44th Ave Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $684,999.
What are key features of this property?
This property features: Private washer and dryer included with each unit; Section 8 approved; Modular/prefab construction with laminate flooring
